835 W Rosecrans Ave · Los Angeles, CA 90247

$14,885,000

66 bd · 66.0 ba · 44,692 sqft · MultiFamily public records · 20 Days on market

Built 1966 1.24 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 95 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

The subject property is a 95 unit apartment complex located in the City of Los Angeles (Gardena Post Office). The property has secured gated parking for 85 vehicles. The unit mix consists of a 2 bedroom 1 bath manager's unit, 57 1 bedroom 1 bath units, and 37 Singles. This is an all electric building, and the building is master metered. The amenities include a large courtyard with a swimming pool, a workout room equipped with various equipment, and laundry facilities onsite. The property has gone through renovation of many of the units and the exterior was painted in 2026. Many of the rents have upside potential, with a majority of the unit rents at market due to the strong demand in the a

Key facts

• Workout room
• Swimming pool
• Large courtyard

Tags

• SECURED GATED PARKING
• LARGE COURTYARD
• SWIMMING POOL
• WORKOUT ROOM
• LAUNDRY FACILITIES ONSITE
• CONVENIENT ACCESS TO DOWNTOWN

Property features AI

Finance

• Other: Property includes multiple unit-type counts (examples: 37 units of one type, 57 of another, plus single 2-bed unit)
• Financial info: 95 total residential units; Total building area approximately 44,692; Gross scheduled income approximately $1,617,972; Gross operating income approximately $1,586,366; Net operating income approximately $914,366; Total operating expenses approximately $672,000; Other expenses approximately $159,950; Total actual rent reported approximately $131,693; Laundry income approximately $9,192; Garage income approximately $2,604; Vacancy allowance reported as 31,606; Number of leased units: 93; Number of buildings: 1; Average rents shown by unit types (examples): actual rents listed of $1,163; $1,516; $2,250
• HOA & community: Urban community setting; Property is subject to rent control

Exterior

• Parking: 85 uncovered parking spaces
• Security: Automatic gate at entry
• Utilities: Public sewer; District/public water
• Home design: Low-rise multi-unit building (3 stories); No accessory dwelling unit; No common walls (freestanding units within the property)
• Construction: Stucco and block construction; Built according to public records
• Exterior features: Private in-ground pool; Lot over 40,000 sqft

Interior

• Kitchen: Most units include a range; Most units include a refrigerator; Most units include a disposal
• Bedrooms: Contains units with 1 bedroom and 2 bedroom layouts
• Bathrooms: Units include full bathrooms
• Heating & cooling: Electric heating
• Interior features: Three or more levels; Front entrance; Automatic gate
• Laundry & utility: On-site laundry area; Laundry income-producing

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 94×1bd/1ba units multifamily listed at $14.88M.

Deal economics

• At list price, monthly cash flow is $19k ($225k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($153k rent vs $14.88M).
• Recommended offer: $14.66M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 74 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $153,368/mo this rent would consume 2380% of the median local household income ($77k/yr) (locally 2604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $103k of loan paydown is wiped out by about $447k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($14.66M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $895k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $14,661,725 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-1,402,519
• Equity at exit: $2,219,402

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-416,999
• Equity at exit: $1,286,983

Cash invested: $4,167,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90247

• Rents YoY: 1.8%
• Active inventory: 74
• Price-to-rent: 630.6×

Monthly cashflow live

• Estimated rent: $153,368 medium
• Mortgage (P&I): −$78,059
• Tax from tax record: −$18,185 /mo · $218,226/yr
• Insurance: −$6,202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$32,207
• Net cashflow: $18,715

Break-even live

Break-even rent $129,679

Max offer price $14,885,000

Occupancy floor 83%

95-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,967
▸ 94× units	1	1	$151,434
Total (95 units)			$153,368

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $3,721,250
• Closing costs: $446,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   price $14,885,000 Active 20 DOM
2. 2026-06-18
   days on market $15,780,000 Active 20 DOM
3. 2026-06-17
   days on market $15,780,000 Active 19 DOM
4. 2026-06-16
   days on market $15,780,000 Active 18 DOM
5. 2026-06-15
   days on market $15,780,000 Active 17 DOM
6. 2026-06-13
   days on market $15,780,000 Active 15 DOM
7. 2026-06-09
   days on market $15,780,000 Active 11 DOM
8. 2026-06-08
   days on market $15,780,000 Active 10 DOM
9. 2026-06-07
   days on market $15,780,000 Active 9 DOM
10. 2026-06-04
    days on market $15,780,000 Active 6 DOM
11. 2026-06-03
    days on market $15,780,000 Active 5 DOM
12. 2026-06-02
    days on market $15,780,000 Active 4 DOM
13. 2026-06-01
    days on market $15,780,000 Active 3 DOM
14. 2026-05-31
    days on market $15,780,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $218,226 · $18,185/mo
• Projected year-2 tax: $218,226 · $18,185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $1,840,416
• − Mortgage interest: −$833,791
• − Property taxes: −$218,226
• − Insurance: −$74,425
• − Repairs & maintenance: −$147,233
• − Management: −$147,233
• − Depreciation: −$433,018
• Taxable loss: −$13,511
• Est. tax savings @ 24.0%: +$3,243
• After-tax cash flow: $227,818/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 47,053
• Household income: $77,333
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2604.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 50% Asian 25% Two or more races 19% Black 15% White 6% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: British 1% Lithuanian 1%
• Foreign-born: 38% · Canada, South Korea, Vietnam
• Languages at home: 39% English-only · Spanish 40% Other Asian/Pacific 6% Korean 5%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -683.33%
• Current HPI: 420.4015
• Rent YoY: ▲ 1.79%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+344.5% since first listed

11 events — show timeline

• 2026-05-29 Listed $15,780,000 CRMLS
• 2025-07-09 Rental Removed $1,470 APPFOLIO
• 2025-06-27 Price Changed $1,470 APPFOLIO
• 2025-04-17 Listed for Rent $1,495 APPFOLIO
• 2024-01-04 Rental Removed $1,548 APPFOLIO
• 2024-01-01 Listed for Rent $1,548 APPFOLIO
• 2021-04-16 Sold (Public Records) $15,525,000 Public Records
• 2019-08-23 Delisted — TheMLS
• 2019-08-09 Sold (Public Records) $11,700,000 Public Records
• 2019-01-04 Listed — TheMLS
• 2002-06-18 Sold (Public Records) $3,550,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $218,226 · +1.3% YoY. Source: county tax records.